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HomeMy WebLinkAboutZ-5805-D Staff AnalysisOctober 31, 2013 ITEM NO.: B NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: 1. SITE LOCATION: FILE NO.: Z -5805-D Iglesia Samaritano Internacional Church — Conditional Use Permit 11820 Chicot Road Iglesia Samaritano Internacional/Twin City Properties A conditional use permit is requested to allow a church to occupy this existing building and R-2 zoned property. The site is located on the west side of Chicot Road, between Claybrook Road and Hillsboro Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site fronts onto an arterial street in an area of mixed uses. A vacant, wooded, R-2 zoned tract is located across Chicot Road to the east. A vacant tract is adjacent to the south. Further south are a couple of non-residential buildings and C-3 zoning. Single family residences and undeveloped property are located to the north and west of the rear portion of the tract. This property has an established history of non-residential use. The small church is compatible with uses in the area. All owners of properties located within 200 feet of the tract and the South West Little Rock, Legion Hut, Oxford Valley and Deer Meadow Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING,.- Access ARKING: Access to the site is via a single driveway off of Chicot Road. Paved parking for approximately 22 vehicles is available at the front of the site. The church has a membership of 75 persons at this time and is requesting approval of a seating capacity of 120 persons. Future interior improvements will allow an expansion in seating of 200 persons. Parking for churches is 1 space for every 4 seats in the worship area. At full future capacity, 50 parking spaces are required. There is available area to construct the needed parking expansion just off of the existing paved area, near the building. Parking will have to be provided for the current seating of 120 persons (30) spaces, with the additional parking being provided with the increase to 200. October 31, 2013 ITEM NO.: B(Cont.)FILE NO.: Z -5805-D 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. The zoning buffer ordinance requires a fifty foot (50') wide land use buffer along the western perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. The zoning street buffer requires an average fifty foot (50') street buffer along Chicot Road and in no case to be less than half. The zoning buffer ordinance requires a sixteen foot (16') wide land use buffer along both the northern and southern property lines, next to the residentially zoned properties. Seventy percent (70%) of this area must remain undisturbed. The property to the north, south, and west is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, the southern, and the western perimeters of the site. Landscaping will be required in conjunction with any new parking lot(s). A small amount of building landscaping will be required. An automatic irrigation system will be required. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. Chicot Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to fifty-five (55) feet from centerline will be required. 2. With building expansion in the future, provide design of street conforming to the Master Street Plan. Construct one-half street 2 October 31, 2013 ITEM NO.: B(Cont.)FILE NO.: Z -5805-D improvement to Chicot Road including five (50) foot sidewalks with planned development. 3. At the time of future building expansion, storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 4. At the time of future building expansion, driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The lots must share a driveway with the property to the north. The width of driveway must not exceed thirty-six (36) feet. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to Tract 1 only. Tract 2 will require sewer main extension with easements to service this tract. Entergy: Entergy has no objections to proposal. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first October 31, 2013 ITEM NO.: B (Cont. FILE NO.: Z -5805-D point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is located about three -fourth (3/4) mile from a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (July 18, 2013) Erin Oberle, of Twin City Properties, was present representing the applicant. Staff presented the item and noted that were outstanding issues, some of which could result in having to defer the item. Staff stated the plan submitted indicated the dividing of the 4.25 acre tract into two lots, one of which would not have street frontage. The plans indicated the church acquiring the front tract, which included the building, and the seller retaining the back tract. An access easement was indicated across the front tract to the back tract. Staff stated the proposed subdivision would require Planning Commission approval. It was also noted that the proposed access easement over the front lot would eliminate all of the existing parking on that lot. Ms. Oberle stated staff had made her aware of the issue and she would be working with the seller and the church to determine what course of action to pursue. She indicated they would enter file a plat for Commission approval, or perhaps, the church would choose to purchase the entire 4.25 acre tract. Which action would be chosen would determine if the item would need to be deferred. Staff took the opportunity to present other issues that needed resolution; including the requirement to provide additional parking for the church and there need to indicate a signage plan, dumpster location and screening and any fencing. Public Works, Landscaping, Utility and Fire Department Comment were noted. Ms. Oberle was directed to respond to staff issues by July 24, 2013, at which time it would be determined whether to proceed or defer. 2 October 31, 2013 ITEM NO.: B Cont. FILE NO.: Z -5805-D STAFF ANALYSIS: A conditional use permit is requested to allow a church to occupy the 4.25 acre tract located at 11820. The property contains a one-story, 4,800 square foot, brick and brick and frame building as well as a small paved parking lot. The property was occupied by a commercial business when the area was annexed into the City but has been vacant for some time now. Only a small portion of the eastern end of the property is developed. Most of the 4.5 acres is cleared and undeveloped. Trees are located on the perimeter of the site and a fenced tree -line splits the property roughly in half. The church had originally proposed to purchase and occupy only the east half of the site, leading to subdivision issues. They have subsequently decided to purchase the entirety of the site. The current proposal is to use the existing building and 22 space parking area. There is more than ample area available to construct the needed additional parking. No new fencing is proposed. Signage will comply with that allowed in office and institutional zones. The existing ground -sign is being used. Activities proposed are only those that are typical for a church. No additional activities such as day care or private school are proposed. The cleared portion of the site will be used for soccer or volleyball by church members; typically on Sunday afternoons after church. No formal play fields or lighting are proposed. Staff believes allowing the small church to reuse this existing non-residential site is appropriate and should be compatible with the neighborhood. There is no bill of assurance for this acreage tract. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. All remodeling of the building to accommodate the church must be done in compliance with all building and fire codes and all required permits must be obtained prior to any work commencing. 3. There is to be no parking on unpaved surfaces and plans must be submitted to and approved by the City for the required parking lot expansion. Parking must be immediately provided for 30 vehicles and expanded to 50 vehicles prior to remodeling the building to increase sanctuary seating to 200 persons. 5 October 31, 2013 ITEM NO.: B (Cont.) FILE NO.: Z -5805-D 4. Use of the cleared area for soccer and volleyball is to be only of an informal nature for the church. There is to be no formal ball field development, including no installation of lighting for the play area. 5. Any dumpster placed on the site is to be screened to comply with Code requirements. STAFF REPORT: There are unresolved issues concerning a possible subdivision of this property. The applicant did not respond to issues raised at the Subdivision Committee meeting. Staff recommends deferral of this item to the September 19, 2013 Planning Commission meeting. PLANNING COMMISSION ACTION: (AUGUST 8, 2013) Staff recommended deferral of the item as noted above. There was no further discussion. The item was placed on the consent agenda and deferred to the September 19, 2013 agenda by a vote of 10 ayes, 0 noes and 1 absent. STAFF REPORT: Prior to the August 29, 2013 Subdivision Committee meeting, the applicant informed staff that the church would be acquiring the entire property and there would be no subdivision of the tract. The applicant will submit revised drawings and responses to staff issues. Staff recommends deferral of the item to the October 31, 2013 meeting to allow the applicant the opportunity to submit those revisions and responses. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 2013) Staff presented the item and a recommendation of deferral as noted above. There was no further discussion. The item was placed on the consent agenda and approved for deferral to the Oct. 31, 2013 meeting by a vote of 10 ayes, 0 noes, 0 absent and 1 open position. ,A October 31, 2013 ITEM NO.: B Cont. FILE NO.- Z -5805-D PLANNING COMMISSION ACTION: (OCTOBER 31, 2013) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff, including all staff comments and conditions and recommended variances. The vote was 9 ayes, 0 noes, 1 absent and 1 open position. 7